2 Merton Ford is a three-bedroom semi-detached house in Wokingham (RG40 2HQ). It has a recorded floor area of 170 m² (around 1830 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (July 2024) shows a G (score 15), near the bottom of the EPC scale. The rating has held steady at G across 3 certificates since June 2011. Between certificates, window efficiency went from Very Poor to Good, hot-water efficiency went from Average to Good and lighting went from Average to Very Good; while main heating dropped from Poor to Very Poor. The recommended improvements would lift it to D (score 67), a 3-band jump. Main heating runs on electricity. At 170 m² this is the 4th smallest of 6 units on EPC record in the building, where floor areas span 103–190 m². The building's EPC ratings span G to E, with this unit at the bottom.
Sale prices here have outpaced Wokingham HPI: 6.6% per year against 0% for the wider region. On a £-per-square-foot basis, the last sale (£515/sq ft) was about 58.7% above the typical sold price in the postcode. At 170 m² the property is well over the postcode median (116 m² across 5 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs). Last sale on file: £942,000 in December 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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2 Merton Ford's carbon output runs well above what efficient homes in the postcode produce.
2 Merton Ford has no planning applications on record.
Notable planning nearby
4applications of note in the surrounding area
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2 Merton Ford has more than quadrupled in price since its earliest registered sale in 1996.
£991,000
Modelled from EPC, postcode comparables and a sale-price growth of 6.6% per year over 26 years.
£942,000
Growth on file: 6.6% per year over 26 years.
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
Price per m² for 2 Merton Ford runs comfortably ahead of the street norm.
Price per m²
£5,541
Street avg £3,727
Floor Area
170 m²
Street avg 140 m²
Habitable Rooms
5 rooms
Reported crime in the wider district is trending notably upward year-on-year.
Crime
6/mo
Rising year-on-year across the wider district.
Nearest stop
0.4 km

Daytime· 07:00 – 23:00
50.0dB

Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Changes detected from historical EPC data
Hot water efficiency improved
More low energy lighting installed
Single glazing replaced with double or better glazing
More low energy lighting installed
21 December 2021Most recent
£942,000
+102.6%over 10 years2 December 2011
£465,000
+154.8%over 15 years24 May 1996
£182,500
Median price across the last 5 sales in RG40 2HQ: £419,000 (2024–2015).

Street avg 4 rooms
CO₂ Emissions
14.0 t/year
Street avg 12.3 t/year
RG40 2HQ
Rances Lane North — bus stop.
Closest school
0.3 km
Westende Junior School. 20 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Night-time· 23:00 – 07:00
41.5dB